In the 1990s, successive British governments pushed for more development on brownfield lands. They have stated that most new housing should be built on brownfields. Why?
Brownfield development is supposed to be an alternative to urban sprawl. Because of the supposed availability of brownfield land, the current government insists that more housing is not needed on Green Belt property. The solution to the housing crisis is therefore centrally dependent on brownfield land.
But what exactly is “brownfield land”, And how can you get planning permission to build there? We’ll be exploring this topic…
This is not a complex question than you might think. According to the Cambridge English Dictionary, a brownfield is a land area in a city or town that has been used previously for industry and can now be built. This is what brownfield sites are used in the US and other countries. It’s often also how it is used in the UK.
In the National Planning Policy Framework vocabulary, brownfield land is defined as “previously developed land” if you check it up there. The NPPF defines “previously developed land” as “land that is or was occupied with a permanent structure”. This could lead you to conclude that brownfield is the majority of land in English cities, towns and villages.
It also excludes: “land that has not been developed for mineral extraction or waste disposal by land, where provision has been made for restoration through development management procedures.” This sounds very much like the US government’s definition of brownfield sites.
Excluded are: ‘Residential Gardens, Parks, Recreation Grounds, and Allotments’. Also excluded is the land that has been previously developed, but where remnants of a permanent structure or fixed surface structure have been incorporated into the landscape. This last one is important because it indicates that brownfield land can be made green again. This is something you don’t want.
Why is Brownfield Land so Important?
According to the government, it is determined that the housing crisis will be solved, and brownfield sites will play a key role in this. In March’s document Planning for the Future, the Ministry of Housing, Communities, and Local Government published a promise to invest ‘£400 million to use brownfield land productively’ and launch a national map of brownfield sites this month (April 2020).
This is not the first attempt at identifying England’s brownfield areas. In 2017, the government requested local authorities to publish and compile brownfield land registers to identify suitable land for residential development. We are curious to see how the new government map compares with the National Housing Federation’s compiled map from all brownfield land registers.
When it comes to brownfield land, the most critical thing that Developers and those who want to become one should keep in mind is that a brownfield land is a place where the government wants to allow you to build. In theory, it should be easy to get planning permission for brownfield land housing. But it isn’t always easy.
If you find a brownfield parcel of land that you think is suitable for housing, you should first check to see if it’s on the local register. You are now on the right track to building your dream home.
Don’t freak out if it doesn’t. Local planning authorities may seem to have a comprehensive understanding of the property under their jurisdiction and its utilisation, but this isn’t always the case. In reality, the public will be asked for comments when compiling a list of potential development sites to create a new local plan.
You’ll need to determine whether or not your property is appropriate for residential development. Many people think of a brownfield site as an old factory. These are difficult to find, especially in London. If you can get your hands on one of them these days, especially in London, you’re on to a winner.
For example, many London councils are committed to maintaining industrial employment in the capital. They will also resist changes in use. You need to determine the current status of your land and the council’s priorities.
However, supposing you’ve purchased a brownfield land…
It’s easy to believe that obtaining permission for a brownfield site is accessible after it’s been identified. This is not true. You will still need to comply with the rules and regulations of the planning authorities to get planning permission for new homes to be built on brownfield sites. Although it’s not the most challenging thing in the world to get planning permission for brownfield site development, it’s not the easiest.
A chartered architect with experience designing solutions for brownfield land planning applications is the best place to begin. These are the people to talk to if you have any questions or would like more information. Understanding the needs of your local planning office and how to meet them is key. This will be something an architect has seen many times before and can assist you in your quest.
How to Deal with the Local Planning Authority: The Things You Need to Consider
Understanding the details of a planning application for brownfield development is key to understanding how to do it. This is far more complicated than simply obtaining permission to extend. Listed below are some considerations for your brownfield site development planning application:
Is it possible to get into and out of your site by road? Are there any roads that are already jammed? These are the questions that you should ask. It is essential to link the roads to ensure that traffic flows smoothly and doesn’t increase. The council will require this.
In certain areas, the ecology of the site may be very important. Some parts of the UK have plants and animals that you won’t find anywhere else. It is important to evaluate the situation and consider any concerns raised by environmental groups. You will need to convince the council that your plans are not harmful to the ecology and habitat of our species.
Another factor that may influence the decision to grant permission or deny it is the site’s heritage. Brownfield sites can be part of the local heritage. You may need to protect any historic material on-site. This can help you achieve success in your planning application. Simply put: Remember what you did before.
You must follow the correct procedures to remove any contamination already present on the site. It is possible that the land on which you want to build was once used for industrial purposes, and there may be impurities such as:
There are specific protocols to deal with each of these contaminants. Get the advice of professionals and include this information in your planning application. The expense of brownfield development should be considered while making your final decision.
There is good news: techniques for dealing with contaminated soil are continually improving. These include microbes and plants. You’re not switching between forms of chemicals. This is vital because people will be living in the area, and you want to assure them and their local planning authority.
Another important factor in constructing new homes on brownfield land is the air quality. The way you plan the area could impact how people breathe. You should consider the air quality and whether the land has been used previously for industrial or commercial purposes. You might also find commercial or industrial buildings in the vicinity.
You will need to consider acoustic strategies if your site is near or next to industrial buildings still being used. This includes sound-blocking materials and windows.
Good Design Is Still Crucial
Over the past twenty years, many developers who have tried to become developers have made simple mistakes. This is their thinking:
Their applications are being rejected time after time. Although the central government says we should build, and the local government does say it will, that doesn’t mean everything is allowed. Planning permission is not required for the construction of brownfield land. Even if the site is ex-industrial, you must offer housing that’s well-designed, well-landscaped, and appropriate to the location. You should make sure it is in line with the local priorities. If the council insists on family homes, don’t offer luxury micro-flats.
Brownfield sites that are not built often have oddly-shaped areas. You will need an architect that doesn’t have a default box that they use everywhere. Instead, you need someone who can respond to each site and find creative solutions to its unique challenges. Look at the architects’ websites – if they have an essentially identical portfolio, it’s likely they are not what you’re looking for.
National Planning Policy Framework contains the word “sustainable” 50 times. This should be considered in any construction project. However, there are a few ways to be particularly relevant for brownfield projects.
First, ensure there are no contamination issues. Next, consider whether or not you can include existing structures in your new building. You should consider reusing the materials after demolition if you are unable to.
This is especially important if your site has been abandoned for a while and nature has returned. Your new development should demonstrate that it will welcome bees and other beneficial insects.
We are proud to support you if you’re thinking of developing housing on brownfields. It makes sense to build housing near existing infrastructure. This means that most new homes will be built on land already developed. However, this does not mean that you don’t need to plan how to use the site and hire an architect to ensure you get planning permission to build on brownfield land.
Udex, is a London-based RIBA chartered architectural and planning firm, is a RIBA chartered architecture & planning practice. We help developers, homeowners, and landowners achieve ROI-focused results by focusing on proven design and planning strategies and our expertise in new builds.
We are happy to offer a free feasibility assessment for your brownfield project. If you’re ready to begin the design process, book a free architectural consultation to discuss your project and get a Udex expert. We’d love to assist you.
Get a quote today to discover more about your project and get a Udex expert.
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Amy Caldwell
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